My wife and I are nearing an exchange on a flat in Birkenhead and my mum and dad have transferred the ten percent deposit to my conveyancer. I am now told that as the deposit has been sent from someone other than me my solicitor needs to disclose this to my bank. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I disclosed to the bank concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to hold matters up?
Your conveyancer is duty bound to clarify with lender to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
My grandfather passed away last year and as sole heir and executor I was left the house in Birkenhead. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Yorkshire BS will insist on your using a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Birkenhead?
There are two types of lawyers who can execute conveyancing in Birkenhead namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that you need to complete the disposal or acquisition of property. They are both obliged to handle Birkenhead conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that all requirements and steps will be suitably adhered to.
When it comes to mortgage companies such as UBS, do Birkenhead lawyers face an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
My sealed bid on a semi in Birkenhead has been accepted, but there is a chain. The vendors have offered on a flat, however it’s not been accepted yet, and have viewings of other apartments booked. I have selected a local conveyancing solicitor in Birkenhead. What do I do now? When should I get the mortgage application with Virgin Money started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Birkenhead conveyancing search charges, etc). First, you should ensure that your lawyer is on the Virgin Money approved list. Regarding the subsequent phase this very much dictated by the specifics of your case, attraction to this property and on the state of the market. During a rising market many home buyers will apply for the mortgage with Virgin Money and pay for the valuation and only if it was satisfactory would they ask their solicitor to press on with searches.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Birkenhead is where the house is located. Can you offer any opinion?
Flying freeholds in Birkenhead are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Birkenhead you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birkenhead may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Given that I am about to part with £400,000 on a house in Birkenhead I wish to have a conversation with the lawyer about myconveyancing prior to giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you first talking to the lawyer who will be carrying out your conveyancing in Birkenhead.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Birkenhead should be the figure that you are charged.